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Lovells Township
Master Plan 2014
Planning Commission Adopted: October 20, 2014
Township Board Adopted: November 11, 2014
With Planning Assistance Provided By:
M. C. Planning & Design
504 Liberty St.
Petoskey, MI 49770
(231) 487-0745
[email protected]
Lovells Township
2014 Master Plan
Crawford County, Michigan
Prepared by:
Lovells Township Planning Commission
Dennis Inman, Chair
Members
Sally Brand
Melanie Cragg
Cynthia Infante
Tamara Kengel
Adopted
Planning Commission: October 20, 2014
Township Board: November 11, 2014
With Planning Assistance Provided By:
M.C. Planning & Design
504 Liberty Street
Petoskey, MI 49770
(231) 487-0745
LOVELLS TOWNSHIP
2014 MASTER PLAN
TABLE OF CONTENTS
Title Page ......................................................................................................................................... i
Table of Contents ............................................................................................................................ ii
Chapter
1.
INTRODUCTION ........................................................................................................... 1-1
2.
EXISTING CONDITIONS .............................................................................................. 2-1
3.
COMMUNITY GOALS AND OBJECTIVES ................................................................ 3-1
4.
FUTURE LAND USE RECOMMENDATIONS ............................................................ 4-1
5.
PLAN ADOPTION AND IMPLEMENTATION ........................................................... 5-1
ii
CHAPTER 1
INTRODUCTION
Purpose and Planning Process
The purpose of the Lovells Township Master Plan 2014 is to provide guidelines for future
development, while protecting the natural resources and rural character of the Township. This
plan presents extensive background information including socio-economic data on the
Township; description and mapping of natural resources and existing land uses; and inventory
of existing community facilities. The background information was analyzed to identify important
characteristics, changes and trends occurring in the Lovells Township. Community concerns
were identified based on public input including a special public input forum conducted in June of
2014, previous planning efforts, and input from a Master Plan working group. Goals and policies
were updated to guide future development based on the background studies, key land use
trends, community issues and public input. These goals, along with a detailed map of existing
land use, provided the basis for the Future Land Use Map which specifies where the various
types of future development ideally will be located in the Township. This plan also provides
suggestions for implementation of the identified goals and policies. The guidance provided by
this Master Plan will be utilized in reviewing, and updating as needed, the Zoning Ordinance for
Lovells Township.
Location
Lovells Township is located in the northeast corner of Crawford County, which is situated in the
north-central region of Michigan’s Lower Peninsula. Lovells Township comprises 101 square
miles of the County’s 558 square miles of land area. Geographically, Lovells Township consists
of three government survey townships, T27N-R1W, T28N-R1W and T28N-R2W.
The Township is bounded on the north by Otsego County, on the east by Oscoda County, on
the south by South Branch Township and on the west by Grayling Township and Maple Forest
Township. For reference, a location map and base map is attached as Figure 1-1.
Planning and Zoning in Lovells Township
Lovells Township initially adopted a master plan in 2002, but the Township has administered a
township zoning ordinance since initially adoption in 1978. Updated zoning ordinances
supported by up-to-date Master Plans are considered the main tool Michigan communities have
at their command to control land use patterns and development pressures. Since Lovells
Township administers a Township Zoning ordinance, it is advisable that the Township maintain
an up-to-date Township Master Plan to guide future development and provide an enhanced
legal foundation for the Lovells Township Zoning Ordinance.
In addition to meeting legal requirements, the plan development process can help identify
shared values and desired future considerations for the community. Sound land use planning
can help solve and mitigate some of the conflicts, which arise between people with different
lifestyles and occupations. Furthermore, modern land use controls can be tailored to help
protect sites and resources of special importance to community members.
With these factors in mind, Lovells Township has decided to undertake the update of the prior
Master Plan to create the Lovells Township Master Plan 2014 for the community. After the
Township adopts the updated plan, the Township should review the Zoning Ordinance including
Lovells Township Master Plan – 2014
1-1
the zoning map to ensure the Ordinance is consistent with the Township’s vision for the future
and the goals and the Future Land Use as presented in this Master Plan.
A number of special land use issues are present today in Lovells Township. The Michigan
National Guard (Camp Grayling) utilizes more than 26,000 acres or 41 square miles of land in
Lovells Township for military maneuvers and training exercises. This amounts to 40 percent of
the Township's total area. Vacation and seasonal home construction brings visitors along with
the pressure for tourist and commercial development. Recent golf course construction in the
two-county area of Crawford and Otsego adds growth pressures, as well. Certainly the water
frontage available in the Township is also seen as prime for new residential development, both
year-round and seasonal. In light of these growth and development possibilities, the Township
needs to establish clear land use policies and development procedures through the
comprehensive planning and zoning update process.
In recent years, local governments have taken a fresh look at the value of preserving a highquality natural environment. Lovells Township is blessed with an extensive and rich natural
environment, including waterfront property along a major river tributary and several inland lakes,
massive amounts of public forestlands and a pleasing rural setting. Through land use and
zoning controls, the Township can preserve local property values and provide a high quality
living environment for residents, while protecting valuable natural resources.
1-2
1-3
CHAPTER 2
EXISTING CONDITIONS
Social and Economic Conditions
An important component in the comprehensive planning process is understanding the
community’s social and economic characteristics. This section explores current and historical
population changes, age distribution, households, income, employment, housing and property
values. Where significant, Township data is compared to Crawford County and the State of
Michigan. The purpose of this exercise is to identify factors that could influence future land use
decisions and to assist policy makers with these decisions.
Population
At the time of the 2010 U.S. Census, the population for Lovells Township was 626 permanent
residents (318 male, 308 female), up from 578 permanent residents in 2000. Population trends
from 1950 to 2010 are shown graphically in Table 2-1 below. Except for the 1960 Census when
there was a loss of 26 persons, the population has grown steadily. The greatest increase was
from 1970 to 1980, when the population nearly tripled.
In discussing the population for Lovells Township, it is important to note that the figure
presented by the Census does not reflect the actual number of persons residing in the Township
during the summer months. The Census tally taken on April 1 does not count residents who
winter elsewhere. Respondents are asked to declare a permanent residence different from their
April location, if more than six months are spent at the alternate address. However, many fail to
do so for reasons of misunderstanding or for tax purposes.
Table 2-1
Population Trends, Lovells Township
Change
Year
Population
Number
Percent
1950
136
--1960
110
-26
-19.1%
1970
117
7
6.4%
1980
324
207
176.9%
1990
420
96
29.6%
2000
578
158
37.6%
2010
626
48
8.3%
Source: U.S. Census Bureau
2-1
Age Distribution
Age Range
Under 5
5-17
18-20
21-24
25-44
45-54
55-59
60-64
65+
Median
Age
Table 2-2
Age Distribution
Township, County, and State – 1990, 2000 and 2010
Lovells Township
Crawford County
State of Michigan
1990
2000
2010
1990
2000
2010
1990
2000
2010
2.9%
3.5%
2.2%
7.3%
5.4%
4.7%
7.6%
6.8%
6.0%
9.2%
9.3%
8.9%
18.9% 14.2% 15.1% 18.9% 15.0% 17.7%
1.9%
3.6%
1.4%
3.6%
7.2%
3.3%
4.8%
7.2%
4.6%
4.5%
1.9%
1.9%
4.6%
4.0%
3.3%
6.0%
6.5%
5.3%
19.5% 20.3% 11.4% 29.6% 26.7% 19.3% 32.1% 29.8% 24.7%
9.0%
15.6% 19.3% 10.3% 13.9% 17.7% 10.2% 13.8% 15.3%
8.3%
8.3%
10.4%
5.3%
6.3%
8.0%
4.2%
4.9%
6.9%
12.6%
7.8%
11.5%
5.5%
5.7%
7.8%
4.3%
3.8%
5.8%
32.1% 29.8% 32.9% 14.9% 16.6% 20.8% 11.9% 12.3% 13.7%
56.9
52.0
57.5
34.7
40.6
47.7
32.6
35.5
38.9
Households, Housing Stock and Property Values
An evaluation of housing stock and property values can be very beneficial in determining
community characteristics or housing needs. For example, a large percentage of seasonal
housing units is indicative of an increased seasonal population, as is the case of Lovells Township.
When compared to the State as a whole, seasonal housing in the Township and County is very
significant, as shown in Table 2-3. The 2010 Census indicates that 694 (67.1 percent) of the
total housing units in Lovells Township were listed as seasonal, recreational or occasional use
homes. This represents a percentage decrease from the 2000 Census when 68.5 percent of
the homes were designated as seasonal, recreation or occasional use.
Table 2-3
Seasonal Housing Characteristics
Lovells Township, Crawford County and State of Michigan - 2010
Total Units
Seasonal Units
% Seasonal
Lovells Township
1,034
694
67.1
Crawford County
11,092
4,535
40.9
State of Michigan
4,532,233
263,071
5.8
Source: U.S. Bureau of Census, 2010 Census
2010 Census data shows Lovells Township has a household size of 1.99 persons per household
compared with, 2.31 persons per household in Crawford County and 2.49 for the State of Michigan
as a whole. These figures are a significant change from prior decades. Over the past few
decades, many communities across the state have experienced a shrinking average household
2-2
size. This trend to smaller households is important, because it creates a demand for additional
housing units, even in the absence of numerical increase in population.
Table 2-4
Type of Housing Structures
Lovells Township and Crawford County – 2000 and 2010
Lovells Township
Crawford County
Unit Type
2000
2010
2000
2010
1 unit structures- detached or attached
827
955
7,801
8,991
2-4 unit structures
0
4
217
222
5-9 unit structures
0
0
61
37
10+ unit structures
2
0
120
155
Mobile home
84
128
1,843
1,668
Totals
913
1,087
10,042
11,073
Source: U.S. Census Bureau, 2008-2012 survey
Due to changes in how the Census Bureau collects different types of data, information regarding
the types of housing units are based on estimates, and as such the total number of housing units
do not match. According to the 2008-2012 US Census American Community Survey estimate
there are a total of 1,087 housing units in Lovells Township: 955 single-family units (87.9%), 4 units
in multi-family structures, and 128 mobile homes, while no boats or recreational vehicles are used
as housing. Multi-family housing represents less than one percent of the housing stock, while
mobile homes are about 11.8 percent of the housing stock in Lovells Township.
In Lovells Townshilp, 91.4 percent of the permanently occupied housing units are owneroccupied, compared with 82.1 percent at the County level and 72.1 percent at the State level.
The renter-occupied housing in the Township accounts for 8.6 percent of the total housing units,
compared with, County level of 17.9 and State level of 27.9 percent.
Another comparative measure for housing is value, as shown in Table 2-5. The 2008-2012
Census estimate shows the median value of owner-occupied year-round housing units is $106,000
for Lovells Township, per Table 2-6. Crawford County’s median value in is $105,000 as compared
to $128,600 in Michigan. This information, while collected by the Census Bureau is subjectively
provided by the general population regarding what he or she thinks is the value of his or her house,
therefore this information should be used with caution. Additionally, it is thought that some people
may intentionally underestimate the value of their homes due to concerns that accurate reporting
could raise their taxes.
2-3
Table 2-5
Value of Specified Owner-Occupied Housing Units
Lovells Township - 2010
Housing Values
Percent of Units
Township
Less than $50,000
12.9%
$50,000 - 99,000
34.6%
$100,000 - 149,000
14.6%
$150,000 - 199,000
6.4%
$200,000 - 299,000
20.7%
$300,000 or more
10.7%
Source: Census Bureau’s Population Estimates Program 2008-2012
Table 2-6
Median Housing Values
Township, County and State – 2000 and 2010
Lovells Township
Crawford County
Michigan
2000
2010
2000
2010
2000
2010
$75,800
$106,000
$79,500
$105,000
$115,600
$128,600
Source: U.S. Census Bureau, 2008-2012 survey
Income and Employment
Three measures of income (median family, median household and per capita) are illustrated in
Table 2-7 for the Township, County and State. Income statistics show that Lovells Township
residents have incomes comparable to County-wide, but less that State-wide. The table also
illustrates that at the time of the 2010 Census the percentage of Township families living below
the poverty level was slightly less than at County and State levels.
2-4
Table 2-7
Income Statistics
Township, County and State –1990, 2000 and 2010
Lovells Township
Income
Type
1990
2000
2010
Median
Family
$18,167 $37,000 $48,125
Income
Median
Household $17,019 $31,023 $35,769
Income
Per Capita
$9,933 $21,401 $22,097
Income
%
Families
14.9%
1.7%
9.8%
Below
Poverty
Crawford County
1990
2000
2010
1990
Michigan
2000
2010
$24,688
$37,056 $47,500 $36,652 $53,457
$60,749
$21,497
$33,364 $39,597 $31,020 $44,667
$48,471
$9,610
$16,903 $21,583 $14,154 $22,168
$25,547
10.8%
10.0%
12.1%
10.2%
7.4%
11.7%
Employment data on the civilian labor force is compiled on a monthly and annual basis by the
Office of Labor Market Information (OLMI), Michigan Department of Technology, Management and
Budget. The township level data is no longer available from the State. Table 2-8 shows the
County and State annual average data for 2005, 2007, 2009, 2011 and 2013
Table 2-8
Civilian Labor Force Comparisons and Unemployment
Crawford County and State of Michigan
County
State (in 1,000's)
2005
2007
2009
2011
2013
2005
2007
2009
2011
2013
Labor Force
6,795
6,706
6,298
5,936
5,847
5,063
5,034
4,858 4,680 4,707
Employed
6,317
6,180
5,468
5,249
5,222
4,717
4,678
4,204 4,192 4,294
Unemployed
478
526
830
687
625
346
356
654
487
413
Unemployment
Rate %
7.0
7.8
13.2
11.6
10.7
6.8
7.1
13.5
10.4
8.8
Note: All numbers rounded to nearest 25.
Source: Michigan Department of Technology, Management & Budget, Office of Labor Market Information
Employment in Crawford County is most likely to be found in the retail sector, government or
services The top job producers in Crawford County are much the same as found in other Northeast
Michigan counties: service sector (approximately 28%), followed by the government sector and
retail employment at approximately 24 percent and 21 percent respectively. The county’s
percentage of jobs in the government sector is the highest percentage in that sector of any in
Northeast Michigan (Alpena County, however, has a higher number of government jobs). The
county's manufacturing sector is approximately 16 percent of the county's wage and salary
2-5
employment and "other" employment makes up approximately 68 percent. The smallest sector of
the county's economy is employment in mining and construction (less than 4% of the wage and
salary employment).
State Equalized Value
Characteristics of the Township’s property values and the local economy can be obtained by
analysis of the State Equalized Value (SEV) figures. By law the SEV, which constitutes a
community’s tax base, is equal to approximately one-half of the true market value of real
property and certain taxable personal properties.
Table 2-9 shows the distribution of the different SEV categories for 2014, comparing Lovells
Township to Crawford County as a whole. As the table demonstrates, the majority (more than
85 percent) of the Township’s taxable property is residential, whereas the County’s taxable
residential property makes up more than 78 percent of the County’s total SEV. These figures
show that rural residential living is a significant characteristic especially for the Township.
Commercial properties are limited, while no industrial property is included in the Township’s tax
base. Agricultural properties make up less than six percent of the Township, while agricultural
properties make up less than two percent of the County’s total tax base. It should be noted that
the extensive public lands are not accounted for in these figures as such properties are not
taxable.
Category
Real Property
Agricultural
Commercial
Industrial
Residential
Timber Cut-over
Developmental
Total Real
Personal
TOTAL SEV
Table 2-9
Distribution of State Equalized Value (SEV)
Lovells Township and Crawford County – 2014
Lovells Township
Crawford County
Amount
%SEV
Amount
%SEV
0
2,246,800
0
60,590,500
0
0
62,837,300
8,164,300
71,001,600
0.0%
3.2%
0.0%
85.3%
0.0%
0.0%
88.5%
11.5%
100.0%
Source: Crawford County Equalization Department
2-6
83,600
43,971,200
24,265,800
490,831,250
1,160,400
0
560,312,250
65,732,710
626,044,960
<0.1%
7.0%
3.9%
78.4%
0.2%
0.0%
89.5%
10.5%
100.0%
Natural Environment
One of the significant attractions for the residents and visitors of Lovells Township is the area’s
natural environment, fresh air and small town setting. The natural environment that attracts
people to the area also imposes constraints on the use of the land. Often the alteration of
sensitive environments creates problems, which can not be easily corrected. An analysis of the
Township‘s physical environment can assist government officials in planning for future use.
This chapter includes resource discussions of climate, geology, topography, soils, water,
wetlands and wildlife.
Climate
The climate summary describes the general nature of living conditions that affect life’s daily
activities. Historically, Northern Michigan has offered a climate desired by many visitors and
recreational enthusiasts. The moderate summers allow residents to escape the warmer
conditions experienced at locations in Southern Michigan. Winters are generally longer and the
unique location of Crawford and Otsego Counties within Northern Michigan allows the area to
fall within a major snowbelt region. The location in proximity to the Great Lakes of Michigan
provides enhanced snowfall events referred to as lake-effect snowfall. Lake-effect snowfall is
caused by cold, arctic air masses travelling across the Canadian Provinces and then passing
over the relatively warm Great Lakes. The lower portion of these air masses is quickly warmed
and is saturated with moisture creating instability. Soon, these air masses form bands of heavy,
localized snowfall, which come ashore. The snowbelt extends further inland in Northern
Michigan because of the higher elevations in and around the region forcing air to rise. The
further air is forced to rise, the more it must cool. Since cooler air is unable to hold as much
moisture, more precipitation is forced to fall over inland areas. Generally speaking, the Great
Lakes in Michigan cause the seasons to arrive later than in other areas in the U.S. The Great
Lakes tend to cool the air in the spring and early summer, while the fall and early winter tends to
be warmed.
At the same time, it is helpful to know the climate to understand building code requirements,
utility depths, planning for growing seasons and energy usage needs.
The Midwest Climate Data Center in Champaign, Illinois has collected weather data for
locations across the central United States. The annual climate summary for the Grayling area is
summarized in Table 2-10. The average winter temperature is 17.8 F, and the average
summer temperature is 64.5 F. Total average annual precipitation measured in liquid water
equivalents is 32.8 inches, and the average snowfall is 100.3 inches. The weather service
converts snowfall to liquid water in their annual precipitation figures by estimating 17 inches of
snow to being equivalent to one inch of liquid water.
2-7
Table 2-10
Average Annual Climate Summary
Grayling, MI
Average winter minimum temperature
8.2o
Average winter maximum temperature
27.4o
Average winter temperature
17.8o
Average summer minimum temperature
51.2o
Average summer maximum temperature
77.7o
Average summer temperature
64.5o
Average annual snowfall
100.3”
Average annual total precipitation
32.8”
Source: Midwestern Climate Center, Champaign Illinois
Geology
The geology of Lovells Township, as well as the surrounding region, will be described in terms
of bedrock geology (sedimentary rocks underlying the glacial deposits) and surface geology or
quaternary geology (materials deposited by continental glaciers).
According to geologists, the bedrock underlying Lovells Township was laid down during the
Lower Mississippian Period of the Paleozoic Era and consists of Marshall Sandstone and
Coldwater Shale.
As is true all across northern Michigan, Lovells Township’s surface geology was formed of
glacial debris left behind when the last glaciers receded approximately 10,000 to 12,000 years
ago. Lovells Township is located on an outwash plain, which represents a former glacial
channel or watercourse. The glacial till material deposited is made up of fine to coarse sand
alternating with layers of small gravel to heavy cobbles.
Topography
Slope is an important topographic feature affecting development. Steep roadway grades, septic
field failures, soil erosion and excavation costs are some of the difficulties associated with
severe slopes. Development on steeply sloped areas should be limited. Where development
does occur, sensitive site planning should be required along steep slopes to prevent soil
erosion.
Figure 2-1 shows the topographic features for Lovells Township, as presented by the United
States Geologic Survey. Steep slopes and bluffs are noted where contour lines are close
together. The most varied and hilly terrain can be seen in the northwest portion of the
township. Figure 2-1A depicts the areas with steep slopes and those areas with hydric
(wetland) soils, based on the general soil data. These maps are helpful for identifying slope and
wetland development constraints, it is intended these maps be used for general planning
purposes only and should not be used for site specific development.
2-8
2-9
2-10
Soils
Another important determinant of land use is the soil’s suitability for development. Land uses
must correspond to the capacity of the soils on which they occur, and soil suitability for each use
should be determined before development occurs.
Residential land use is the most intensive activity in Lovells Township. Since a public sanitary
system is not available, each development site must be provided with an on-site septic system.
The ability of the soil to accommodate a septic system and the suitable for the location of
building foundations are key factors in determining the practicality and cost of development.
Soils in the Crawford County region are generally sandy in nature, where water percolates
through it rapidly, making septic system siting difficult. The more quickly wastewater passes
through the soil, the less likely it is to filter out polluting material and bacteria, and the more
likely groundwater could be impacted. The District Health Department #10 is the permitting
agency for septic system placement, and they should be consulted prior to development.
The United States Natural Resource Conservation Service publishes a detailed soil survey for
Crawford County, a digital version of the soil data is utilized in the some of the natural resource
maps in this master plan. The soils data was used in the creation of the Septic Limitations map
for Lovells Township, shown as Figure 2-2, shows which general areas may have some
constraints regarding the location of septic systems due to soils and slopes. The information
presented on Septic Limitations map is for general planning purposes only. To determine sitespecific soil conditions, it is recommended that the Crawford County Soil Survey be reviewed
and an on-site soils evaluation be conducted.
Constraints to development on soils with steep slopes were discussed in detail in the section on
topography. A hydric soil is a soil that is saturated, flooded or ponded long enough during the
growing season to develop anaerobic conditions (lacking in oxygen) in the upper 12 inches of
the soil. There are two main classes of hydric soils, organic soils and mineral soils. The
organic soils develop under nearly continuous saturation or inundation and are commonly called
peat or muck. Mineral soils are composed of clay, silt and/or sand with varying amounts of
organic matter. Wetness and frequent ponding are severe problems that are difficult and costly
to overcome. Sites with high water tables may be classified as wetlands, and a wetland permit
would be required to develop these areas. The Michigan Department of Environmental Quality
is the permitting agency for wetland disturbance.
Water Resources
One of the most valuable natural resources in Lovells Township is water. Both groundwater and
surface water are vital resources within the Township. Residents of the Township must rely
upon individual wells for drinking water. As evidenced by existing development patterns, the
surface water resources are clearly a focal point. The Township’s streams and lakes are
important scenic and recreational resources. It is therefore important that all water resources be
protected and managed in a manner that ensures their quality. Proper land use management
can help control water quality conditions in Lovells Township. Some methods to maintain and
improve water quality include fertilizer/pesticide application education and controls, septic tank
inspection, soil erosion and sedimentation prevention, and creation or protection of lake/stream
greenbelt regulations.
2-11
2-12
Lovells Township is located within the Au Sable River watershed. The watershed encompasses
portions of Otsego, Crawford, Roscommon, Montmorency, Oscoda, Ogemaw, Alcona and Iosco
Counties.
In July 1987, the Michigan Natural Resources Commission (under the authority of the Natural
River Act, P.A. 231 of 1970, now Part 305 P.A. 451 of 1994) designated the Au Sable River and
selected tributaries as a Natural River. Three broad classes of rivers are recognized relating to
the general setting of each Natural River designated by the State. Each class is aimed at
guiding use and development to maintain the environmental setting. Under Michigan's Natural
River Act, the Au Sable is classed as "wild-scenic -- a river with wild, forested borders; near
development; and moderately accessible." The Au Sable is a major tributary to Lake Huron,
with approximately 476 miles of streams in the system, and drains an area of 1,932 square
miles of land. The Au Sable is excellent trout habitat and is nationally known as an important
canoeing river.
In Lovells Township streams included within the Natural River designation include North Branch
Au Sable, East Branch Au Sable, Big Creek, West Branch Big Creek and Middle Branch Big
Creek. Lovells Township has adopted a Natural River Zoning District into the Township’s
Zoning Ordinance, following the guidelines of the Natural Rivers Act, which includes land 400
feet on each side of the waterway. Regulations for the district include standards, which are
designed to protect the quality of the waterways.
Other important surface water features in Lovells Township include Shupac Lake (107 acres),
Little Shupac Lake, Barnes Lake (31 acres), Timber Lake (8.4 acres), River Lake (12.6 acres),
Jones Lake (42.5 acres), Lonesome Lake (15.6 acres), KP Lake (98 acres) and Little KP Lake
(12 acres).
Forestlands and Wetlands
In addition to the scenic characteristics and recreational value of woodlands, forested areas
provide habitat for wildlife, protect the soil from erosion, provide scenic vistas, and act as a
buffer from noise on heavily traveled roadways.
Upland forest species located in Lovells Township include northern hardwoods (sugar maple,
beech, white ash and basswood), aspen, white birch, red and white oak, and pine (jack, white
and red). Because of the sandy soils of the region, jack pine is a predominant forest type.
Upland forests cover approximately 44,250 acres or more than 68 percent of the Township’s
total land area. Lowland forest species include lowland conifers (northern white cedar, black
spruce and eastern tamarack) and lowland hardwoods (black ash, slippery elm and red maple).
Lowland-forested areas cover approximately 6,660 acres or 10.2 percent of the Township.
Figure 2-4 maps the locations of the forest cover types within the Township.
A wetland is land where water is found, either on the surface or near the surface, at any time
during the year. Poorly drained soils and water-loving vegetation also may be present.
Wetlands are often referred to as marshes, swamps or bogs. Residents of Michigan are
becoming increasingly more aware of the value of wetlands. Beyond their aesthetic value,
wetlands improve water quality of lakes and streams by filtering polluting nutrients, organic
chemicals and toxic heavy metals. Wetlands are closely related to high groundwater tables and
serve to discharge or recharge aquifers. Additionally, wetlands support wildlife, and wetland
vegetation protects shorelines from erosion.
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Wetland complexes are found adjacent to surface water resources, such as the Au Sable River
and its tributaries. Wetlands make up less than four percent of the Township’s land. Lowland
brush (tag alder, red osier dogwood, and water willow) is the dominant wetland type. For
reference purposes, nearly 2,400 acres of wetland areas are mapped on the existing land use
map (Figure 2-4).
Fish and Wildlife
The Au Sable River Natural River Plan states “The Au Sable River probably is the best brown
trout water in the Great Lakes region, and it may be the best east of the Rockies.” The river
also supports a substantial population of brook trout, and an occasional rainbow trout is caught.
The North Branch Au Sable, a high quality stream for brook and brown trout, is not so heavily
fished, and canoe traffic is minimal.
The Michigan Department of Natural Resources periodically plants walleye in the Big Creek
Impoundment and rainbow trout in Shupac Lake, as part of the Fisheries Division’s stocking
program. Jones Lake is generally good for panfishing. In addition to panfish, largemouth and
smallmouth bass and yellow perch are caught in KP Lake
The forest and wetland regions of the Township provide habitat for many game and non-game
species of wildlife common to northern Michigan. Game species found in the Township include
white-tailed deer, ruffed grouse, woodcock, wild turkey, squirrel, black bear, bobcat, raccoon,
snowshoe hare and cottontail rabbit. Other game species important to trappers are beaver,
muskrat, mink and weasel. Fox, woodchuck, badger, porcupine, opossum, skunk, coyote,
common loon, numerous small rodents and waterfowl are common non-game species. There
are many species of nongame birds and songbirds that inhabit the Township both seasonally
and year round. Of particular importance are the “threatened” bald eagle and the “endangered”
Kirtland’s Warbler. The jack pine forests of the Au Sable watershed are the prime nesting range
for the tiny warbler.
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Community Services and Facilities
One of the primary contributors to the quality of life of a community is the type and variety of
services available to both local residents and visitors to the area. In many cases, a smaller
community does not have the financial resources to provide all or even most of the services which
would normally be considered essential in a more urban area. The more populated the
community, the greater the variety of public, semi-public and private services made available to
residents.
This section of the comprehensive plan will identify the types and extent of services now available
to residents and businesses in Lovells Township. Even though these services may be sufficient for
the needs of the current population, future development may increase the demand to upgrade or
expand the services and facilities the Township needs to maintain a satisfactory living environment
in the future.
Water and Sewage Disposal
Lovells Township does not provide public water or sewage disposal systems. Residents and
business owners must rely on on-site private wells for domestic drinking water needs and private
on-site septic systems for wastewater disposal. The District Health Department #10 issues
permits for both activities in Crawford County.
Solid Waste
Lovells Township provides two transfer station sites, one on Old 612 and one on North Down River
Road, where residents may drop off their solid waste. The transfer stations maintain a regular
weekly schedule and are open to the public. Business owners rely on private waste haulers for
services. The Township’s solid waste is sent to the landfill for final disposal.
A recycling drop off site is available. For up-to-date information on hours and material accepted,
contact Lovells Township.
Utility Services
Great Lakes Energy supplies electric service to all areas of the Township. Natural gas is not
available. Residents may purchase propane gas or fuel oil from several suppliers throughout the
area. Some residents elect to heat with wood. Land line local telephone service, is available in the
area and residents and commercial users have the option of choosing long distance service from
several providers. Cellular phone service is also available in portions of the Township. Cable
television service is not available; however, many residents utilize individual satellite systems for
increased television reception.
Police, Fire and Ambulance Services
Law enforcement protection for Lovells Township is primarily the responsibility of the Crawford
County Sheriff Department. The Michigan State Police from the Gaylord post provide assistance
as necessary.
Lovells Township provides fire protection to township property owners, through a paid on-call
service from a fire hall located adjacent to the township hall. Paid on-call EMTs and a rescue unit
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are available for medical emergencies. Countywide enhanced 911 emergency service is operated
from Crawford County Sheriff Department and is available for all county residents.
Transportation
No state trunklines run through Lovells Township. However, I-75, the major north/south route
through the center of Michigan, is accessible five miles west of the western Township boundary.
County Road 612 is the primary east/west route across the northern portion of the Township, while
North Down River Road is the primary east/west route across the southeast portion of the
Township. Lovells Road is the major north/south route through the Lovells Township. Local roads
are under County or Township jurisdiction, and are maintained by the Crawford County Road
Commission.
Limited bus service is provided locally by the Crawford County Transportation on an “on-call” basis.
Commercial air service is available at Cherry Capital Airport in Traverse City approximately 60
miles west of Lovells Township, Pellston Regional Airport in Emmet County approximately 70 miles
north of Lovells Township, or Alpena County Regional Airport approximately 100 miles east of
Lovells Township on M-32. Commercial flights to Detroit or Chicago with connections to major
cities are provided at these airports. United Express, United Parcel Service and Federal Express
provide air freight service.
Township Hall
In addition to providing office and meeting space for township government and houses the local
reading room, the Lovells Township Hall, located at the intersection of Old 612 and Twin Bridge
Road, is used by local residents for private social events, private club meetings, local public nonprofit associations and funeral dinners.
Library, Schools, Churches and Cemeteries
The Lovells Township Public Library was formerly a branch of the Crawford County Library. With
the discontinuation of the local Library a reading room was established with an arrangement for
library book delivery services. This is a convenient service for Lovells Township residents. The
main library in Grayling provides support services, such as inter-library loan, computer search,
book ordering and processing, and reference related services.
Lovells Township is incorporated within the Crawford Au Sable School District, serving the K-12
population and had an enrollment of 1,603 students for the 2013/2014 school year. Pre-school and
adult education programs are also provided. Lovells Township school age children attend school
in Grayling.
Post high school education is available locally at Kirtland Community College in Roscommon,
Northwestern Michigan College in Traverse City, North Central Michigan College in Petoskey, and
Alpena Community College. While these schools are generally two-year institutions, many of them
offer higher-level degree programs through an arrangement with state universities.
In addition to the above-mentioned on-campus educational opportunities, the area is served by
Kirtland Community College, as well as the M-TEC and University Center in Gaylord for local
post-secondary education.
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The only church located in the Township is the non-denominational Lovell’s Community Chapel on
Bald Hill Road. Residents and visitors also worship in Gaylord, Grayling and Lewiston. The
Lovells Township Cemetery is also located on Bald Hill Road.
Medical Facilities
Township residents and visitors needing medical treatment may access services at Mercy Hospital
in Grayling, McLaren Northern Michigan in Petoskey, Otsego Memorial Hospital in Gaylord or
Munson Medical Center in Traverse City. A few of the services offered by these hospitals include
specialty and outpatient services, 24-hour fully staffed emergency rooms, emergency
transportation, alcohol and drug treatment and mental health treatment. These hospitals are
affiliated with numerous nearby health clinics. Additionally, specialty medicine physicians are on
staff at McLaren Northern Michigan and Munson.
Recreational Facilities
One important attraction sought by residents and visitors is the abundant recreational opportunities
of the local area. The State of Michigan state forests located in Lovells Township provide yearround recreation opportunities for all users. Approximately two-thirds of Lovells Township is state
forestland. These areas offer rustic camping, hiking, fishing, hunting, swimming and similar
activities. A designated snowmobile trail passes through Lovells Township.
The Lovells Township Hall is available to local residents for social events, such as family
reunions, wedding receptions, bridal and baby showers, club meetings and similar activities.
The Township-owned Douglas Park is located on the same property as the hall, and features a
picnic pavilion, shuffle board, ball diamond, volleyball/badminton area and playground
equipment.
State-owned rustic campgrounds are located in Lovells Township at Jones Lake (42 sites) and
Shupac Lake (30) sites. The State has made several fishing access sites available for anglers
on the Au Sable River and its tributaries and on inland lakes in the Township.
A fully modern campground with 100 sites is located nearby at Hartwick Pines State Park. Park
amenities also include one of the few remaining tracts of virgin pine in Michigan, visitors’ center,
logging museum, hiking/biking trails, playgrounds and fishing.
Additional details regarding recreational facilities are presented in the 2014 Crawford County
Master Plan, including Recreation Plan.
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Existing Land Use
Pattern of Land Divisions
Lovells Township covers just over 100 square miles of land area and approximately 450 acres of
water. The Township's political jurisdiction covers three geographic townships, T28N-R1W, T28NR2W and T27N-R1W.
As development occurs, larger tracts of land are generally broken down into smaller parcels.
Therefore, studying the existing patterns of land divisions is one way to analyze the status of land
use and development. Land division patterns for Lovells Township discussed below were
referenced from the Crawford County Plat Book.
Approximately two-thirds of the land in Lovells Township is owned by the State of Michigan and is
included in the Au Sable State Forest. Figure 2-3 shows the public land, including that used by the
military. Most public land is in undivided whole sections, with a few 40 to 120 acre parcels. There
are still a number of larger privately owned parcels (40 acres or more) in Lovells Township. Tenacre parcels generally make up the remaining privately owned land. Small tracts or lots are noted
adjacent to Shupac Lake, KP Lake and North Branch Au Sable River. This combination of land
division sizes is one of the features contributing to the Township's rural character.
Existing Land Use / Land Cover Statistics
A comparison of existing land use statistics for Lovells Township from 2001 and 2014 is listed as
Table 2-11. Michigan Resource Information System (MIRIS) land use data from the 2002
Comprehensive Plan, was updated using 2012 digital aerial photography and field inspection.
Each of the land use categories shown is discussed in detail later in this chapter. For reference,
Lovells Township existing land use map is provided as Figure 2-4.
Table 2-11
Existing Land Use / Land Cover Statistics
Lovells Township, 2001 and 2014
Percent of Total
Existing Land Use
Category
2001
2014
Upland Forest
68.2%
68.1%
Lowland Forest
15.4%
10.2%
Military
NA
7.9%
Residential
1.2%
5.5%
Wetlands
4.0%
3.7%
Open/Nonforest
10.1%
3.5%
Lakes/Streams
0.7%
0.7%
Institutional/Recreation
0.2%
0.3%
Industrial/Extractive
0.1%
0.1%
Commercial
0.1%
<0.1%
Totals
100.0%
100.0%
Source: MIRIS, Michigan Center for Geographic Info, Crawford County
and MC Planning & Design
Note:
A military category was added for the 2014 Land Use / Land
Cover update.
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The 2014 Land Use / Land Cover update, added a Military existing land use classification, which
more accurately portrays the current use, however results in some shifts of acreage and
percentages when comparing to the 2001 data.
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Forest, Nonforest and Wetland Land Cover
Nearly 98 percent of Lovells Township’s land surface is covered by one of these land covers,
forest, nonforest or wetland. Each type of resource is discussed in detail in the Natural
Resources section. The locations and areas of upland forests, lowland forests, open or
nonforested areas and wetlands are depicted on the existing land use map shown as Figure 24, and percent of the Township for each type of land cover is noted in Table 2-11. Lakes and
steams account for 443 acres in the community, while no agricultural land is noted in Lovells
Township.
Residential
As can be seen in Table 2-11, approximately 5.5%, which represents a significant increase
since 2001. of the Township’s total land area is used for residential purposes. For the most
part, residential development found in the community consists of single-family dwellings. In
general, residential development occurs around water bodies (KP Lake, Shupac Lake, North
Branch Au Sable River, and Big Creek) and adjacent to the Township’s major roadways (County
Road 612, Twin Bridge Road, Bald Hill Road and Lovells Road). These scattered residential
development patterns contribute to the Township’s rural characteristic.
Institutional and Recreation
Land devoted to institutional and recreational uses amount to approximately 0.3 percent of the
Township’s land area. Included within this category are Lovells Township Hall, Douglas Park,
Lovells Community Chapel, Lovells Township Cemetery, Jones Lake State Forest Campground,
Shupac Lake State Forest Campground and one private recreation site.
Industrial and Extractive
While no manufacturing establishments are located in Lovells Township, an oil processing and
storage facility is situated in the extreme northeast corner of the Township. Scattered gravel
and sand pits are also noted. Approximately 85 acres or 0.1% of land fall under this category.
Commercial
Commercial activities make up the smallest land use category with less than 30 acres.
Commercial areas are noted on the existing land use map in the small unincorporated
community of Lovells, at and near the intersections of County Road 612 and Bald Hill Road and
Lovells Road, and Sno-Trac Village off Lovells Road in the southern portion of the Township.
Camp Grayling Military Land Use
The military land use in the Township is quite extensive. Figure 2-3 shows the land
owned/controlled by the Military Board, and Figure 2-4 shows the land area which is actively
used for military purposes.
Camp Grayling Army National Guard Reservation includes a cantonment area (approximately
1,100-acres) for the temporary housing of troops and approximately 147,640 acres (231 square
miles) of training lands split into a north and south post. Portions of the north post are situated
in Lovells Township. The north post consists of the tank, artillery and air-to-ground ranges.
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Camp Grayling maintains a 7,200-person cantonment area and typically conducts weekend and
annual training for the Michigan, Indiana and Ohio National Guard units.
Within the Lovells Township boundaries, more than 26,000 acres of land are included in the
National Guard Zone, while approximately 5,700 make up the Impact Area. Another 3,000
acres are designated as Restricted Area where, for the protection of the endangered Kirtland's
Warbler, military activities may not be conducted during specific times during the year, typically
during the summer months. This data is included with the existing land use statistics in Table 211. The areas are shown on the existing land use map as on overlay pattern, because the
underlying land use cover may be forested land, open space, wetlands or surface water.
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CHAPTER 3
COMMUNITY GOALS AND OBJECTIVES
The purpose of this chapter is to set forth Lovells Township’s goals and objectives to guide
future development. In developing community goals and objectives, it is important to analyze
existing community characteristics, such as social and economic features, environmental
resources, available services and facilities, and existing land use/cover. The data compiled in
Chapter 2 (Existing Conditions) clearly indicates that Lovells Township is rural in character and
is blessed with abundant environmental resources. In addition to examining existing
characteristics, another important tool in the development of community goals and objectives is
to identify community assets and problem areas.
At a planning workshop held in June 2014 members of the Lovells Township Planning
Commission, Zoning Board of Appeals and interested citizens reviewed and updated previously
identified community assets worth preserving presented as Table 3-1 and community problems
seen as Table 3-2. Items listed on the tables are presented in no particular order. Remarkably,
the assets outweighed the problems by far.
Table 3-1
Lovells Township Assets to Preserve - 2014
Wooded areas
Rivers/lakes
Fishing opportunities – trout and other species
Wildlife
Snowmobile trails
ORV trails & routes
Horse trails
Recreation opportunities
Campgrounds
Historical Landmarks
Low population
Country life/rural living
Local government
Local library
Local refuse disposal & recycling
Fire and emergency services
Low crime rate
Lovells Bridge Walk
Lovells clubs & associations
Lovells Township Historical Society
Night sheriff patrols
Table 3-2
Lovells Township Concerns– 2014
Road maintenance
Snowmobile trespass
Abundant State land, thus limited tax base
Lack of employment opportunities/young people leave community
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No organized activities for teens and/or families
Noise concerns
Fracking - potential impacts on ground and surface waters
The outcomes of the June 2014 planning workshop in combination with the background plan
research provided the basis for developing the following community goals and objectives for
Lovells Township. The terms “preserve”, “conserve” and “protect” are use throughout. Webster
defines those words as (1) preserve – to keep safe, to guard, to keep from decaying or to
prevent spoilage, (2) conserve – to keep from losing or wasting, and (3) protect – to shield from
injury.
Community-Wide Goals
1. Conserve, yet utilize, the natural environment and scenic beauty of Lovells Township by
protecting the water resources (both ground and surface), wetlands, woodlands, fish and
wildlife. The protection of the Au Sable River system is an area of particular concern.
2. Preserve community character – rural setting, friendly and safe atmosphere.
3. Maintain and improve, as needed, community owned or operated services and facilities,
such as Township Hall, Douglas Park, Township Cemetery, Township Fire and EMT
Services, Library, solid waste disposal and recycling service.
4. Consider and evaluate through zoning the consequences of land use decisions across
broader landscapes, such as watersheds, to avoid adverse impact to adjacent communities
and larger ecosystems.
5. Maintain on-going dialog regarding intergovernmental cooperation and share resources
across all levels, federal, state, military, county and adjacent communities.
6. Maintain an updated Township Master Plan to support the Township Zoning Ordinance,
including a future land use plan, which protects environmental features, while
accommodating the existing land use patterns, infrastructure and services.
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Residential Goals and Objectives
GOAL:
To provide for residential areas designed to offer a variety of housing choices at
affordable prices
OBJECTIVES & RECOMMENDATIONS:

Encourage and guide housing developments at densities that respect the natural and
environmental features.

Designate areas appropriate for all types of residential options including single-family,
multi-family, elderly housing, condominiums, low to moderate income housing and
extended care facilities.

Encourage innovative development techniques as a means of ensuring stable residential
areas while protecting open space.

Preserve the integrity of existing residential neighborhoods by protecting them from
intrusion of incompatible uses and require adequate buffers or transition areas between
residential and non-residential developments to maintain property values and
attractiveness.

Encourage the maintenance of the existing housing stock and neighborhoods in good
repair, appearance, usefulness and safety.
3-3
Commercial and Industrial Goals and Objectives
GOAL:
To provide opportunities for limited commercial and industrial activity to serve the
local area, consistent with the available infrastructure

Support the existing commercial areas around the unincorporated community of Lovells.
Guide commercial development into this community hub, while discouraging strip
commercial development along highways.

Encourage light industrial development in designated locations, to be developed in an
environmentally sensitive manner.

Maintain compatible relationship between commercial and industrial areas and adjacent
residential uses, such as by requiring landscape buffers where commercial or industrial
uses are adjacent to residential uses.
3-4
Infrastructure and Community Facilities Goals and Objectives
GOAL:
Maintain and improve the transportation systems, community facilities, and programs
consistent with the community needs, and the ability to finance the improvements.

Investigate outside funding sources such as grants, donations, low interest loans and
foundations when making capital improvements on community facilities.

Work cooperatively with the Crawford County Road Commission to implement road
maintenance and improvement projects in Lovells Township consistent with the priority
list and funding ability.

Direct new development to areas with existing infrastructure, and where infrastructure is
not adequate, require developers to fund the upgrading of infrastructure to support
proposed new development.

Support the continuation and expansion of public transit to better serve the needs of
senior citizens and other transit dependent Township residents.

Continue providing solid waste and recycle disposal services.

Continue to provide locally based Fire Fighting/EMS services.

Continue to provide access to Library services.

Pursue expansion of high-speed communications throughout the Township.

Work with the sheriff to enforce speed and weight limits on CR 612 especially through
the community of Lovells.
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Recreation and Public Land Goals and Objectives
GOAL:
To preserve, protect and maintain environmentally sensitive areas, open space,
public access and public parks for the enjoyment of residents, visitors and future
generations

Investigate outside funding sources such as Michigan Department of Natural Resources
recreation grants, donations and foundations to assist with improvements at Douglas
Park or for the acquisition of other recreation properties.

Maintain an updated Township Recreation Plan that identifies and prioritizes needed
community recreation facilities.

Work with the State in maintaining public camping, fishing and water access sites for
residents, seasonal residents and visitors.

Pursue the development of a comprehensive network of both non-motorized and
motorized trails, including initially mapping & reviewing existing trails to promote
opportunities to establish connections.
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Governmental Goals and Objectives
GOAL:
Provide services in an efficient, environmentally responsible and socially caring
manner to meet the needs of residents, property owners, business community and
visitors

Promote intergovernmental and regional cooperation on issues of mutual concern.

Ensure a responsible fiscal policy and budget process to finance the Township
government.

Promote the involvement of volunteers in the government process.

Maintain on-going open dialog with the Michigan Department of Natural Resources
(DNR), US Forest Service and Camp Grayling representatives to monitor future potential
public land transfers.
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Natural Environment Goals and Objectives
GOAL:
Protect and preserve the natural environment by protecting groundwater, surface
water, areas subject to erosion, woodlands, wetlands, open space, fish and wildlife

Manage land use patterns which will direct new growth away from environmentally
sensitive areas, such as woodlands, wetlands, steep slopes and areas subject to
flooding.

Work cooperatively with the Michigan Department of Natural Resources, Natural Rivers
Administrator to maintain updated regulations in the Lovells Township Zoning Ordinance
pertaining to designated Natural Rivers within Lovells Township.

Manage greenbelt areas adjacent to lakes, streams and wetlands through greenbelt
regulations provisions in the Township's zoning ordinance.

Implement groundwater protection and storm water management measures, while
encouraging the continued natural use of wetlands as groundwater recharge, storm
water filtering and storm water holding areas.

Review and update Zoning Ordinance provisions to: 1) Limit development on steeply
sloped areas. 2) Require erosion control measures where construction is permitted.
3) Require slope stabilization and re-vegetation on disturbed slopes or in extraction
areas.

Encourage planting and retention of native tree and shrub species when properties are
developed.

Work cooperatively with the National Guard, Camp Grayling administration to address
the potential environmental impacts and/or concerns regarding military activities in
Lovells Township, including noise concerns.
3-8
Wildfire Protection Goal
GOAL:
To protect human life and reduce property loss due to catastrophic wildland
fires in Lovells Township

Encourage adequate fire prevention, fire-safe construction, and pre-suppression
activities on private lands in Wildland Urban Interface areas (WUI) using Firewise
Landscaping and Construction standards. The foundation of this objective will be
building partnerships with the county, other local units of governments, MDNR,
USFS, MSUE and other interested organizations.

Work to increase public awareness regarding wildfire protection measures, and
review public notification strategies.

Continue to assist and encourage local participation in the Crawford County
Community Wildfire Protection Plan.

Encourage Fuel Management; manage forests to maintain fuel loads within the range
of natural specific ecosystem variability in order to minimize adverse effect to
ecological and socioeconomic values.

Implement Firewise planning and zoning strategies at the local level. Implementation of
action items under this objective are the responsibility of each individual community to
incorporate into their planning and zoning.

Work to implement the local recommendations of the Crawford County Wildfire
Protection Plan (2013).
3-9
CHAPTER 4
FUTURE LAND USE RECOMMENDATIONS
The Planning Commission reviewed the future land use classifications from the prior 2002
Lovells Township Comprehensive Plan in consideration and analysis of several factor including:
existing land use patterns, social and economic characteristics, environmental conditions,
available community services and facilities, existing land division patterns, property ownership,
existing zoning and community goals and objectives. In addition to the Planning Commission,
the planning process included the Township Board, Township Zoning Board of Appeals, the
Zoning Administrator and the public. Following Planning Commission’s review and
consideration of the public input it was determined the future land use categories and most of
the areas designated for each are applicable for the 2014 Master Plan, with the exception of the
area designated for Industrial which was revised.
The recommended future land use plan identifies locations for five different land use
classifications: residential, commercial, industrial, forest/recreation and environmental
conservation. Figure 4-1, Future Land Use Map, illustrates the distribution of future land uses
by category. Activities anticipated within each of these land use categories are discussed
below. Additionally, it should be noted that the State’s Land Division Act of 1996 requires a lot
size width to length ratio not to exceed one to four (1:4) for any new land divisions, to avoid the
problem of “bowling alley” lots.
Residential Development
Residential development is primarily designed to accommodate single-family dwellings on a
range of lot sizes. Community uses such as parks, churches, schools, libraries, cemeteries, in
addition to multiple-family dwellings, campgrounds, mobile home parks, convalescent or nursing
homes, golf courses and resorts may also be allowed in this area if designed to be compatible
with the residential setting. Home-operated businesses are also recommended in these areas
provided the residential character of the neighborhood is preserved.
The residential designation is intended to preserve existing residential development where land
has already been subdivided into smaller lots and to expand specific areas for future residential
growth. In addition to areas identified for residential development on the future land use map,
this document recognizes that rural residential development has occurred and will continue to
occur in certain locations within the forest/recreation areas of the Township. A number of
residential areas have been designated, and the locations are shown on the Future Land Use
Map, Figure 4-1.
Commercial Development
While much of the commercial services for Lovells Township residents are met by facilities
located in Grayling or Gaylord, the Township wishes to set aside certain areas for local
commercial uses. Local residents also obtain commercial services from larger urban areas
such as Traverse City and Alpena.
This future land use plan recognizes that a few existing commercial businesses in outlying
areas are operating in areas surrounded by non-commercial uses. This plan further recognizes
that these businesses provide important products and services to nearby residents. The plan
4-1
recommendations in no way intend to infringe upon their continuance or expansion of services
or facilities.
Recommended uses for commercial areas designated on the future land use map include: retail
stores, business and personal services, professional offices, food service, lodging facilities and
similar uses.
Industrial Development
Uses such as the following are recommended for the proposed industrial area: light industrial
manufacturing or assembling establishments, wholesale commercial businesses, machine
shops, sawmill and wood products industries. Commercial activities compatible with an
industrial setting are also recommended for the industrial development area. Uses established
in this area should be environmentally friendly, and a landscape buffer or fencing should be
provided between the industrial use and any non-industrial adjacent property. This area is
designated on the future land use map as a portion of Section 2 lying south and east of County
Road 612 in the 'NE' Lovells Township (T28N-R1W). As in the commercial development
recommendations, this plan does not advocate the interference with existing industrial activities
operating in outlying areas surrounded by other predominant land uses. However, all new
industrial development should be confined to this area.
Forest/Recreation
Forested land is the most predominant land use currently existing in the Township, and the
future land use plan recommends the preservation of these areas as much as possible. The
State of Michigan owns much of the forested land. The State leases more than 26,000 acres of
land to the National Guard at Camp Grayling for military activities. Lovells Township recognizes
that military maneuvers will continue on these lands, but does requests that the National Guard
be good stewards and protect land, water, vegetation and wildlife resources from degradation.
In areas within the forest/recreation development category, privately owned lands may be used
for single-family residences (both year-round or seasonal), hunting camps, forest products
harvesting, recreational uses and farming where soil conditions are suitable. The protection of
forested land, wetlands and nonforested open space is critical to preserving the rural character
of Lovells Township.
Environmental Conservation
Because of environmental concerns regarding protection of water resources and adjacent
waterfront land, an environmental conservation category is recommended. Special
environmental protection requirements in the Township’s zoning ordinance should be reviewed
and updated as necessary. Recommended protection requirements may include, but are not
limited to: erosion protection measures on shorelines, protection of water views, water quality
protection measures, waterfront density or access controls. Areas included in this category are
adjacent to all lakes, streams, and rivers in the Township.
The State of Michigan has designated several waterways within the Au Sable River system as
"Natural River" under the Natural River Act. The Department of Natural Resources administer
the Act, and they recommend special Natural River District zoning regulations. Streams in
Lovells Township included in this designation are: East Branch Au Sable River, North Branch
Au Sable River, Big Creek, West Branch Big Creek, Middle Branch Big Creek and East Branch
Big Creek.
4-2
4-3
CHAPTER 5
PLAN ADOPTION AND IMPLEMENTATION
Draft Plan Circulated for Comments
The draft Lovells Township Master Plan was transmitted to the Township Board for review and
comment in early August 2014. The Township Board approved the draft plan for distribution on
August 12, 2014. Following the Board’s approval for distribution the proposed plan was
distributed to the adjacent Townships (Albert, Big Creek, Charlton, Chester, Greenwood,
Grayling, Maple Forest , Otsego Lake, and South Branch), as well as to Crawford,
Montmorency and Oscoda Counties on August 14, 2014 for review and comment. No
comments were received.
Public Hearing
A public hearing on the proposed Master Plan, for Lovells Township as required by the Michigan
Planning Enabling Act, as amended, was held on October 20, 2014. The legally required public
hearing notice was published in the Crawford County Avalanche on September 25, 2014 as well
as on the Township website. A copy of the public hearing notice is reproduced at the end of this
chapter. During the review period, the draft plan was available for review on the Township’s
website, at the Township office, or by contacting the Lovells Township Clerk.
The purpose of the public hearing was to present the proposed Master Plan to accept
comments from the public. In addition to the Planning Commission members, and one
residents and/or business owners of the township attended the public hearing. Minutes from the
Public Hearing are provided at the end of this chapter.
The public hearing began with a brief explanation of the planning process. Plan development
included several Planning Commission and steering committee workshop meetings, and public
input sessions. During the hearing, maps of existing land use, color coded resource, and
proposed future land use recommendations were presented.
Plan Adoption
At a Planning Commission meeting following the public hearing on October 20, 2014 the
Planning Commission took action to formally adopt the Lovells Township Master Plan - Update,
including all the associated maps by resolution on October 20, 2014.
Per the Michigan Planning Enabling Act, as amended, on August 12, 2014 the Township Board
asserted the right to approve or reject the plan. The Township Board formally adopted the plan
on November 11, 2014.
Legal Transmittals
Michigan planning law requires that the adopted Master Plan be transmitted to the Township
Board, as well as to the adjacent Townships and the County Planning Commission. Copies of
these transmittal letters appear at the end of this chapter.
5-1
Plan Implementation
A Master Plan is developed to provide a vision of the community's future. It is designed to serve
as a tool for decision making on future development proposals. A Master Plan will also act as a
guide for future public investment and service decisions, such as the local budget, grant
applications, road standards development, community group activities, tax incentive decisions,
and administration of utilities and services.
According to the Michigan Zoning Enabling Act, comprehensive planning is the legal basis for
the development of a zoning ordinance. Section 203 of the Act states: "The zoning ordinance
shall be based on a plan designed to promote the public health, safety and general welfare, to
encourage the use of lands in accordance with their character and adaptability, to limit the
improper use of land, to conserve natural resources and energy, to meet the needs of the
state's residents for food, fiber, and other natural resources, places of residence, recreation,
industry, trade, service, and other uses of land, to insure that uses of the land shall be situated
in appropriate locations and relationships, to avoid the overcrowding of population; to provide
adequate light and air; to lessen congestion of the public roads and streets, to reduce hazards
to life and property; to facilitate adequate provision for a system of transportation, sewage
disposal, safe and adequate water supply, education, recreation, and other public requirements,
and to conserve the expenditure of funds for public improvements and services to conform with
the most advantageous use of land resources, and properties."
Zoning
The Zoning Ordinance is the most important tool for implementing the Master Plan. Zoning is
the authority to regulate private use of land by creating land use zones and applying
development standards in various zoning districts. Lovells Township is covered by the Lovells
Township Zoning Ordinance regulating land use activities.
In accordance with the Michigan Planning Enabling Act, Table 5-1, shows the relationship
between the Future Land Use Categories as described in Chapter 4 and the zoning districts as
described and regulated in the Lovells Township Zoning Ordinance.
Table 5-1
Lovells Township
FUTURE LAND USE CATEGORIES AS RELATED TO ZONING DISTRICTS
Future Land Use
Environmental Conservation
G-B
Zoning District
Green Belt District
Forest/Recreation
R-R
Recreational & Residential District
Residential Development
R
Commercial Development
C-B
Industrial Development
I
Residential District
Commercial & Business District
Industrial District
The first Zoning Ordinance was adopted in 1978. The current ordinance was adopted on
October 14, 2003 and was last amended in 2014. The Zoning Ordinance should now be
reviewed to ensure the Ordinance is consistent with the goals and the Future Land Use as
presented in this Master Plan. Lovells Township intends to update the Zoning Ordinance
5-2
consistent with the Township’s vision for the future and provide development options to better
meet the goals of this plan.
Grants and Capital Improvement Plan
The Master Plan and Recreation Plan can also be used as a guide for future public investment
and service decisions, such as the local budget, grant applications and administration of utilities
and services. Many communities find it beneficial to prioritize and budget for capital
improvement projects, such as infrastructure improvements, park improvements, etc. A Capital
Improvements Program (CIP) is one tool which is often used to establish a prioritized schedule
for all anticipated capital improvement projects in the community. A CIP includes cost estimates
and sources for financing for each project, therefore can serve as both a budgetary and policy
document to aid in the implementation of a community's goals defined in the Master Plan.
5-3
Lovells Township Public Input Flyer
5-4
Lovells Township Notice of Public Hearing
5-5
Lovells Township Planning Commission Public Hearing – Minutes
5-6
Lovells Township Planning Commission Resolution
5-7
Lovells Township Board Resolution to Approve or Reject and to Distribute
5-8
Lovells Township Board Meeting Minutes
5-9
5-10
Lovells Township Board Resolution to Adopt
5-11
Copy of transmittal of adopted plan to adjacent Townships and Counties
5-12

to view Lovells Township Master Plan

Transcription

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